In This Article

As of January 2026, Camarillo's median home price ranges from $800,000 to $847,145 across its diverse neighborhoods , making it one of Ventura County's most accessible premium markets for buyers seeking both luxury and value. This comprehensive Camarillo neighborhoods guide explores everything from the exclusive hilltop estates of Spanish Hills to the family-friendly tree-lined streets of Mission Oaks, providing the data-driven insights you need to make informed real estate decisions in one of Southern California's most desirable communities.Mission Oaks$755KCentral$825KSterling Hills$1.2MSpanish Hills$2.6MCamarillo Neighborhood Median Prices$0$1.5M$3M

Source: Multiple MLS sources, January 2026

What are the median home prices in Camarillo neighborhoods in 2026?

Camarillo's overall median home price sits at $825,000 as of January 2026, representing a 3.1% year-over-year increase , while individual neighborhoods show significant variation based on location, amenities, and home types. Homes typically sell within 58.5 days at 99.18% of asking price , indicating a balanced market that favors neither buyers nor sellers exclusively. Spanish Hills commands the highest prices at a median of $2.6 million , reflecting its status as Camarillo's premier luxury neighborhood with custom estates and golf course frontage. Central Camarillo homes average $850,000 , offering excellent value for buyers seeking established neighborhoods near shopping and schools. The newer Village at the Park community features homes around $755,000 , representing some of the best value for families seeking modern amenities and recreational facilities. Sterling Hills, a gated community built around 1999-2000, offers large spacious homes typically priced between $1.2 million and $1.8 million, making it an attractive middle ground between luxury Spanish Hills and more affordable family neighborhoods.

Neighborhood Median Price Price/Sq Ft Typical Home Size Year Built
Spanish Hills $2,600,000 $550+ 4,000-9,000 sq ft 1988-2010
Sterling Hills $1,200,000 $475 2,000-4,000 sq ft 1999-2000
Central Camarillo $825,000 $504 1,800-2,800 sq ft 1970s-1990s
Village at the Park $755,000 $420 1,600-2,200 sq ft 2005-2015
Mission Oaks $725,000 $385 1,400-2,400 sq ft 1960s-1980s

Which Camarillo neighborhoods offer the best value for families and retirees?

For families prioritizing schools, safety, and community amenities, Mission Oaks emerges as the top choice, offering a family-friendly neighborhood with single-family homes, townhouses, and condos . Nextdoor neighbors consistently rate Mission Oaks for its atmosphere, cleanliness, community spirit, and dog-friendly environment , while mature, tree-lined streets create a cozy, shaded feeling that residents love . Village at the Park represents excellent value as a master-planned community built with recreational spaces in mind, featuring single-family homes, townhouses, and apartments alongside parks, a sports complex, and community center . This newer development attracts active families seeking modern conveniences and community engagement. For retirees, Leisure Village stands out as a popular 55+ community in the Mission Oaks area, known for rich amenities and beautiful views . Camarillo excels in retirement communities throughout Ventura County, with popular choices including Leisure Village, The Grove, and Camarillo Springs . Sterling Hills attracts both families and golf enthusiasts as a peaceful, upscale neighborhood known for its beautiful golf course, friendly community, and well-maintained homes with scenic views . With 550 residents in a gated setting , it offers privacy and security while maintaining community connection.

What makes Spanish Hills and Mission Oaks different from other Camarillo areas?

Spanish Hills represents Camarillo's pinnacle of luxury living, featuring expansive high-value homes in a community dating back to 1988 that has continued developing over the years . The neighborhood centers around Spanish Hills Golf & Country Club, which offers a championship-level, 18-hole Robert E. Cupp-designed golf course with panoramic Ventura County views, plus a 6,750-yard, par-71 course and fully-stocked pro shop . However, Spanish Hills residents should be aware of recurring airplane and helicopter noise from the local airport, especially in areas near Old Town and portions of Spanish Hills . Despite this consideration, the neighborhood's prestige and amenities continue to attract luxury home buyers seeking estate-style living. Mission Oaks offers a completely different character, representing Camarillo's family-oriented heart. Nestled in the heart of Camarillo with history as deep as the majestic oak trees gracing its landscape, Mission Oaks evolved from vast ranch lands into a dynamic residential neighborhood, with Leisure Village's development in the 1970s providing the cornerstone retirement community . Mission Oaks Park serves as a community standout, perfect for dog lovers with off-leash hours in designated areas, while the Conejo Creek Trail provides a 6-mile path connecting other parks and leading to Oxnard's beaches . This accessibility to both community amenities and regional recreation makes Mission Oaks unique among Camarillo neighborhoods. The fundamental difference lies in lifestyle focus: Spanish Hills caters to luxury and privacy, while Mission Oaks emphasizes community, family life, and accessibility to both local and regional amenities.

How do Camarillo schools rank and what local amenities define each neighborhood?

Camarillo public schools significantly outperform state averages, with math proficiency at 43% versus California's 34%, and reading proficiency at 57% versus the state's 47%, earning an average ranking of 8/10 in the top 30% of California public schools . Adolfo Camarillo High School ranks 539th within California, with a 47% AP participation rate , serving primarily Mission Oaks residents. Students attend schools in the Pleasant Valley School District for K-8, including Camarillo Heights STEM Academy, Las Colinas Middle, and Las Posas Elementary, while three public high schools serve Camarillo: Adolfo Camarillo High in Mission Oaks, Rio Mesa High in Strickland, and Rancho Campana High . Local dining and entertainment define each neighborhood's character. In Old Town Camarillo, Ottavio's Italian Restaurant has served the community since 1969, located right off the 101 freeway on Ventura Boulevard , while Old Town Cafe operates as a small family-owned café nestled in the heart of Camarillo's Old Town , offering breakfast and lunch favorites. Every Saturday from 8 a.m. to noon in Old Town Camarillo, the volunteer-driven Camarillo Farmers Market operates as a California Certified Farmers Market, offering high-quality food, jewelry, artwork, gifts, and music . Golf enthusiasts benefit from multiple options: Las Posas Country Club features a historic 6,410-yard, par-71, 18-hole Lawrence Hughes-designed private course from 1955, with modern practice facilities including a turf driving range with synthetic tee area , while Sterling Hills Golf Course offers 18 holes of challenging golf nestled within lush avocado and citrus groves, recently re-landscaped and known as an excellent value play accessible to various skill levels .

Frequently Asked Questions About Camarillo Neighborhoods

What is the average commute time from Camarillo to Los Angeles?

Camarillo sits about 50 miles northwest of downtown Los Angeles , with typical commute times ranging from 60-90 minutes depending on traffic and destination. Camarillo's train station serves Amtrak's Pacific Surfliner and Metrolink's Ventura County Line to Los Angeles Union Station , offering a stress-free alternative to driving for downtown commuters.

Which Camarillo neighborhoods are best for walking and have the lowest crime rates?

Mission Oaks is considered walkable by Nextdoor neighbors , while Sterling Hills residents consistently rate their neighborhood for walkability alongside safety, peaceful atmosphere, and beautiful surroundings . Overall, residents report feeling very safe living in Camarillo , with most neighborhoods maintaining low crime rates due to strong community involvement and effective local policing.

How do property taxes compare across different Camarillo neighborhoods?

Ventura County property taxes typically range from 1.1% to 1.3% of assessed value, with newer developments like Village at the Park potentially carrying additional Mello-Roos assessments. Spanish Hills properties face the highest absolute tax bills due to their higher valuations, while Mission Oaks and Central Camarillo offer more moderate tax burdens. Buyers should budget approximately $8,000-$35,000 annually in property taxes depending on home value and specific location.

What are the major differences in HOA fees between gated and non-gated Camarillo communities?

Sterling Hills operates as a gated community with typical HOA fees ranging from $300-500 monthly for gate maintenance, landscaping, and community amenities. Spanish Hills HOA fees can reach $600-800 monthly due to golf course maintenance and premium amenities. Non-gated neighborhoods like Mission Oaks and Central Camarillo often have minimal or no HOA fees, though some planned communities may charge $100-200 monthly for common area maintenance. For comparison, nearby Thousand Oaks communities like Lang Ranch offer similar luxury amenities, while Agoura Hills neighborhoods provide alternative upscale options with different fee structures.

Thinking About Buying or Selling in Camarillo?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the local market since 2009. Whether you're exploring your options or ready to make a move, reach out for a no-pressure conversation about your goals.

Contact Davis: davisbartels.com